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Planning Commission Minutes (DRAFT) - 10/19/1992 DRAFT TIGARD PLANNING COMMISSION REGULAR MEETING - OCTOBER 19, 1992 1. CALL TO ORDER: Vice President Castile called the meeting to order at 7:30 PM. The meeting was held in the Tigard Civic Center - TOWN HALL - 13125 SW Hall Boulevard. 2. ROLL CALL: PRESENT: Commissioners Boone, Castile, Hawley, Moore, Saporta, Saxton, and Schwab. ABSENT: Commissioner Fyre. 3. APPROVE MINUTES: Commissioner Saporta moved and Commissioner Moore seconded-to approve the minutes for the October 5th meeting as corrected. Motion passed by majority vote of Commissioners present. Commissioner Saxton Abstained. 4. PLANNING COMMISSIONC OMMUNICATIONS There were no communications received for this meeting. g 5. PUBLIC HEARING - 5.1 TIGARD TRIANGLE PLAN NPO #4) A hearing to consider whether to accept a land use plan and general development standards for the Tigard Triangle and to forward the plan and standards to the City Council. The Tigard Triangle is the area bounded by I-5, Highway 217, and Pacific Highway. Implementation measures will be initiated if the plan is accepted by the City Council. o Senior Planner John Acker reviewed the history of the planning process initiated by the. City Council. He discussed the subject area and characteristics. He talked about the goals which were developed to deal with economic, environmental, and transportation issues. He reviewed the various plans which were developed and the final two which were chosen as the best alternatives. He pointed out the residential areas and commercial designations and discussed the flexibility built into the plan. o Associate Planner answered questions from Commissioners regarding current zoning, density, and funding for parks. PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 1 r y o Commissioner hawley read the comments received by staff members from the public during NPO meetings regarding Triangle plan: NPO 1 2 and 4 met on September 9 1992 o Preservation of trees was important o Residential is preferred to low quality Commercial o Walking paths are a natural in the Triangle o Should be community involvement when dealing with wetland issues o Traffic issues on SW 72nd NPO 5 and 6 met on September 16, 1992 o Area should be creatively developed o Development should be balanced o The Plan should not be an experiment o Area was meant to be Commercial o Is Phil Lewis School a good location? Chamber of Commerce Public Affairs Committee met on September 22, 1992 o Debate of flexibility versus certainty o Mixed use with transit is a benefit o Majority favored alternative B which is the design overlay alternative o September 23, 19932 Chamber Board of Directors endorsed Alternative B NPO 8 met on October 1, 1992 o Plan should consider affordable housing o Plan should be realistic 0 72nd through the Triangle needs to be improved at one time o Consider residents in planning o Mixed use concept (European model works) NPO 3 and 7 met on October 7, 1992 o Possibility for an RV"park in the Triangle o Process is most important Tigard/Tualatin School District discussed on the phone with John Acker on September 29, 1992 PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 2 7 o School District has no plans for changing Phil Lewis School o Changes in numbers of students in Triangle will be considered in planning, but no comments at this time o Commissioner Castile read a petition (Exhibit A) received against comprehensive plan change: "We the undersigned residents of Hermosa Park, Tigard, Oregon, hereby petition the City of Tigard to not change the Comprehensive Plan to Multi-Family Residential for the Hermosa Park and the undeveloped property directly to the north and west of Hermosa Park. " o Associate Planner Acker discussed the petition he received while he was attending the NPO 5 meeting, although it was not from an NPO member. o Discussion followed and Associate Planner advised that area was low-density Residential and Commercial. o Commissioner Schwab read a letter dated October 11, 1992, addressed to the Planning Commission regarding specifically described property currently zoned General Commercial (Exhibit B) . The letter was from property owners Hunziker, Gerlach, and VanGordon and requests that the existing Commercial zoning remain in place, as the proximity to Hwy. 217 makes it better for Commercial zoning than for Residential. Noise, pollution, and safety issues were cited as the main reasons this property should not be made Residential. o PUBLIC HEARINGS o Doris VanGordon, 14430 SW 94th Court, Tigard, Oregon, stated that she feels the property referred to in the above letter is properly zoned and should not be changed. She answered questions clarifying safety concerns and discussed current access to the property. o Gordon Martin, 12265 SW 72nd Avenue, Tigard, said he lives in the Tigard Triangle area. He noted there was protection with regard to zoning for some Residential areas and not for others. Discussion followed regarding buffering between Residential and Commercial areas. He discussed the petition presented concerning the Hermosa Park area. He suggested that the petition was not clear to the Commissioners, and he proposed that he prepare another petition with more clear wording. He said his concern was regarding property values being greater for Commercial property, and the desire of PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 3 • • Hermosa Park residents to bring their Residential property to a Commercial designation in the future. Discussion followed regarding the intentions of the residents of Hermosa Park and the interpretation of the petition. Commissioner Hawley advised that the residents spoke in person indicating their intention to remain Residential. Gordon Martin spoke about the goals and guidelines discussed during the NPO 5 meeting. He talked the Dartmouth LID, which he said did not meet the goals and guidelines. He suggested setting the assessment against the Commercial property and not against Residential property. Regarding the grading of the area, he said it is going to be very expensive. He said development is going to be too expensive with the LID and the grading costs. Mr. Martin distributed copies of the approved minutes from m the NPO 4 meeting of April 8th, which recommended that " . . .currently zoning of the Tigard Triangle not be changed for now. " o Long-range Planner Carol Landsman, discussed the process for determining the Residential area and use of the community school. She clarified that although the LID area has been identified, the financing mechanism has not been determine. o Ron Timmerman, Concourse Development Northwest, Inc. , stated he is interest in the Triangle area is development of the Martin property. He discussed the buffering issue, which he did not think made a lot of sense. He talked about the grade problems as it pertains to their development plans. He reviewed some of the amenities which are possible with his 25 acre project, for example pedestrian pathways. He recommended having an overlay to allow high-density multi-family in any area. He noted that the key to developing the Triangle is improving SW 72nd and Dartmouth. o Irving Larson,, NPO #4 member, said he would answer questions pertaining to the NPO minutes. Commissioner Hawley read again the comments which were read into the records earlier in this evening's meeting. He agreed with the issues involving SW 72nd. Commissioner Boone inquired of Mr. Larson what the residents of Hermosa Park prefer. Mr. Larson stated Commercial would be preferred. PUBLIC HEARING CLOSED PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 4 o Commissioner Moore said the majority of Hermosa residents he talked with indicated their preference to - maintain their neighborhood as it is, with buffering between Commercial. He said he favored recommending to Council the Alternative A\B shown tonight, as it has the best flexibility and use of land. o Commissioner Hawley talked about the tax liability which would adversely affect Hermosa Park if it were zoned Commercial. She noted that the residents wanted to remain residential. She favored the current alternative A/B. o Commissioner Saporta discussed the public hearing during which the residents of Hermosa Park indicated their preference for Residential. He was concerned with the small sliver of Commercial area at the end of Residential because of traffic issues. Concerning the Northwest corner of the Triangle, he felt buffering should be considered if possible. He did not want to see Commercial zones up against the school. - He favored the current alternative because of its flexibility. o Commissioner Schwab favored recommending the current alternative to Council. He discussed the SW 79th and Hermosa Park areas. He clarified that the residents do not wish to change to multi-family, but they prefer to remain residential until a later time when they can be successfully zoned Commercial. He recommended changing the pipe stem area back to Commercial-General down to the Triangle owned by Mrs. Van Gordon, except for the one single-family residential. He talked about the goal of keeping as much of the LID as possible in its present commercial zoning, especially on the west side of SW 72nd. - o Commissioner Moore discussed the petition from Hermosa Park. He was not comfortable with it as it was worded. Discussion followed concerning the interpretation of the petition. o Commissioner Boone did not favor buffering single-family residential with multi-family residential. o Commissioner Saxton noted that the petition was not dated, and does not specifically refer to any of the alternatives. He discussed the NPO minutes dated April 8th. He discussed the comments from Mrs. VanGordon. He agreed with Commissioner Schwab regarding the pipe stem which should be Commercial. He also agreed that everything west of SW 72nd will eventually end up Commercial. He favored modifying this plan and forwarding it to Council. The section of Multi-family to Commercial and changing the triangle at the end of Beveland to Commercial with connection to the property to the north for PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 5 access. o Commissioner Castile expressed agreement with Commission Saxton's comments. In addition, he favored protecting Beveland from through traffic to the Commercial area. o Commissioner Saporta discussed the pressure which will cause the Residential area to change to Commercial without a buffer of multi-family. o Planner Carol Landsman discussed Phil Lewis School. She clarified high-density residential, and the various possibilities. She explained the design overlay district height requirement. * Commissioner Hawley moved to recommend this plan to City Council suggested recommending the current plan to Council. Motion failed with Commissioners Moore, Hawley, and Saporta voting yes and Commissioners Castile, Boone, Schwab, and Saxton voting no. * Commissioner Saxton moved and Commissioner Boone seconded to amend the current alternative dated October 19, 1992 to change the high-density residential located west of 72nd and north of Hermosa Park to General-Commercial and to restore the General-Commercial to the VanGordon property (3.12 acres, WCTM 2S1 1BD tax lot 100) back to General-Commercial. Motion passed by majority vote of Commissioners present. Commissioners Moore, Hawley, Saporta voted no, and Commissioners Schwab, Boone, Castile, and Saxton voted yes. 6. OTHER BUSINESS Community Development Director Ed Murphy invited the Commissioners to attend the Metro 2040 meeting on Tuesday, October 27, 1992 at 6:30 PM. He said alternatives will be discussed and comments will be taken. There was discussion concerning landscaping plan for Dartmouth area. 7. ADJOURNMENT PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 6